We are buying our first home. Our lawyer has e-mailedto see if we want to purchase additional conveyancing searches. We are really unsure what's recommended for conveyancing in South Kensington

The quantity and type of South Kensington conveyancing searches should be dictated entirely on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your overall approach to risk. What is important is that you properly understand what information each search could supply. Then you can decide if you personally think you need that information. Where you are uncertain, ask your lawyer to explain.

I am the registered owner of a freehold property in South Kensington but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in South Kensington and has limited impact for conveyancing in South Kensington but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Earl Shilton BS conveyancing panel for instance in South Kensington?

Lexsure has not been advised of any plans on the part of the BSA to develop such a search facility.

I have been on the look out for a leasehold apartment up to £305k and identified one close by in South Kensington I like with a park and transport links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in South Kensington for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

I have been recommended by numerous selling agents in South Kensington to get a quote from a property lawyer on your site. Is there a financial upside for Estate Agents to market your lawyers ahead of a competitor’s?

We don’t offer any commission for sending work in our direction. We thought it would be too underhand to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.